My husband and I are buying a 1 bedroom apartment in Taplow with a mortgage. We like our Taplow lawyer, however the lender says she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel conveyancing practices or continue with our Taplow solicitor as well as pay for one of their panel firms to represent them. This seems very unfair; can we not insist that the lender use our Taplow property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Taplow conveyancing solicitor to apply to be on the conveyancing panel.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Taplow so that I can pop in to their offices if required.
Nowadays conveyancing panel lawyers for banks conduct the vast majority of work through the post, internet or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
four months have elapsed since my purchase conveyancing in Taplow took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Taplow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Taplow
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Taplow I like with a park and railway links nearby, however it only has 52 years on the lease. I can't really find anything else in Taplow for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Taking into account that I will soon part with £400,000 on a house in Taplow I wish to have a conversation with the conveyancer about myhome move ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your conveyancing in Taplow.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Taplow should be the figure that you end up paying.